DEC Officer Report

Application No.: 22/00278/C Applicant: Dr David & Mrs Karen Thompson Proposal: Additional use of residential property (class 3.3) as tourist living accommodation (class 3.6) Site Address: 1 Amulree Glen Road Laxey Isle Of Man IM4 7AJ Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 09.09.2022

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan having no significant impacts upon public or private amenities.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 29.07.2022. _______________________________________________________________

Interested Person Status

Additional Persons

It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions these do relate to planning considerations:

Flood Management Division (DOI) _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The site is the residential curtilage of 1 Amulree, Glen Road, Laxey which is part of a pair of semi-detached, traditional, two storey property located on the southern side of Glen Road and north of the Laxey River.

2.0 PROPOSAL - 2.1 The application seeks approval for the additional use of residential dwelling to provide tourist accommodation.

3.0 PLANNING POLICY - 3.1 The application site is within an area of 'residential use', under the Area Plan for the East 2020. The site is within a Conservation Area. The site is within a High Flood Risk, albeit flood defences have since been completed in the area. - 3.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:- - 3.3 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

3.4 Business Policy 13 states: "Permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such use would not compromise the amenities of neighbouring residents."

4.0 PLANNING HISTORY - 4.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.

5.0 REPRESENTATIONS - 5.1 Highway Services (DOI) comment;

• "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking. The Applicant is advised to consider installing cycle parking storage and an electric vehicle charging point."
• 5.2 Flood Risk Management Division (DOI) have no objection (16.08.2022).

6.0 ASSESSMENT - 6.1 The property is currently used as a residential property; the application will enable the owners to rent the property for tourist accommodation when they are not occupying the dwelling. - 6.2 The dwelling is within a residential area so the principle of such development is considered acceptable. - 6.3 Business Policy 13 indicates that permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such use would not compromise the amenities of neighbouring residents. There are a number of residential properties in the area. - 6.4 It is considered the use of the existing residential dwelling for tourist accommodation will have the same impact, whether it is used for tourist or permanent residential use. - 6.5 Parking would be provided via the existing on street parking along the Glen Road, however, this is the case if it is for a dwelling or also, so the impact is neutral. The Highway Services have considered the proposal and has no objection.

7.0 RECOMMENDATION - 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan having no significant impacts upon public or private amenities and therefore it is recommended that the application be approved.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status.

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date: 09.09.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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